Tumut Market Update 1st Half 2026
In Q4 2025, Tumut* recorded a median house price of $490,000and a median vacant land price of $195,000.This is anannual (Q4 2024 – Q4 2025)price growth of 92.2%for houses, accompanied by a 2.8% increase (to 74sales in Q4 2025)for houses. Vacant land prices have increased slightly in Q4 2025,and with only 14 sales recorded, it remains a very small market. These indicators suggests a highly demanded house market and an ideal time forowners to capitalise on their investments. Furthermore, without any new ready-to-sell houses planned, buyers must act fast; before houses become undersupplied and there is more price growth.
CHANGE FROM LAST
Tumutwill see approximately$548.5M ofnewprojectscommence constructionbetween2025and2027.
HOUSE SALES YEAR HALF YEAR
HOUSE MEDIAN PRICE
HOUSE RENTAL PRICE
LAND SALES
LAND MEDIAN PRICE
MEDIAN PRICE Q4 2025
$495K $195K
MEDIAN PRICE Q4 2025
AVERAGE DAYS ON MARKET Q4 2025
118
AVERAGE DAYS ON MARKET Q4 2025
The significant influx of infrastructure developments set to commence in Tumutin 2025and 2027will stimulate economic growth through local job creation in the construction process and improve liveability for residents in the long run. These include (but not limited to) the Talbingo Battery Energy Storage System ($500.0M) and the Sheahan Bridge Upgrade ($20.0M).
Improved liveability and services can attract more people to live in Tumut, which will increase housing demand There is one residential projects due to commence construction between 2025and 2027,which is 140Lambie Street Units (3 Units).
The 3 units planned for construction will not be enough. Further, there are no new houses in the pipeline. Tumut will be undersupplied, which will lead to more price growth, for all property types (not just houses).
AVERAGE VENDOR DISCOUNT*
Average vendor discount reflects the average percentage difference between the first list price and final sold price. A lower percentage difference (closer to 0.0%) suggests that buyers are willing to purchase close to the first asking price of a property.
In the past 12months to Q4 2025average vendor discount for houses have held relatively steady, at -5.4%. Vacant land average discount on the other hand, have widened toa larger discount, of -8.8% in Q4 2025.Although the median house and land price have increased the past 12 months, the market still favours buyers; as sellers are still willing to accept below the initial price. However, this may not last long, due tothe small amount of new stock planned in 2026.
The suburb of Tumut has historically recorded a slightly more premium market compared to Snowy Valley Local Government Area (LGA) in median house prices. For median land prices, the suburb of Tumuthas tracked on par with the wider LGA historically. 2025# saw these trends continue, for both houses and land prices.
The dominant proportion of homes sold in Tumut* in 2025# were in the premium price bracket of $550,000and above (36.4%), which benefits owners. That said, 28.1%were sold in in the most affordable price point of less than $399,999 (28.1%). Most of the vacantland sold was in the middle price of $150,000to $249,999.Overall, there is options for every budget in Tumut*, which is good news for buyers.
MARKET COMPARISON
Tumut House
Snowy Valleys LGA House Tumut Vacant Land Snowy Valleys LGA Vacant Land
The market comparison graph provides a comparative trend for the median price of houses and land in the past 5 years. The main LGA profiled was chosen based on their proximity to the main suburb analysed, which is Tumut.
PRICE BREAKDOWN 2025#
$50,000 to $149,999
$150,000 to $249,999
$250,000 to $349,999
$350,000 and above
RENTAL GROWTH 2025€
House rental yields in Tumut¥ was 4.2% in December 2025,on par with Snowy Valley LGA (4.3%) and muchhigher thanSydney Metro (2.7%).This was paired with an 8.0% increase in median house rental price in the past 12months to Q4 2025, at $475per week. The number of houses rented decreased, by -3.4% in the past 12months, to 28rentals in Q4 2025.Combined, there is an undersupplied house rental market in Tumut¥. This will benefit investors, especially those looking fora more affordable investment option compared toSydney Metro.
2& 3-bedroom houses have provided investors with +7.1%rental growth annually, achieving a median rent of $375& $450 per week respectively.
Tumut¥ recorded a vacancy rate of 0.7% in December 2025,lower than the Snowy Valley LGA 2.5% and Sydney Metro 1.8% average. Further, a 0.7% vacancy rate is significantly below the Real Estate Institution of Australia’s healthy benchmark of 3.0%, suggesting quicker occupancy of rental homes. This is a conducive environment for investors, even if the median house sales price (thus, entry price) in Tumut¥ has increased in the past 12months toQ4 2025.
RENTAL VACANCY RATES 2025
Tumut¥
Tumut (2720)
Snowy Valleys LGA
Metro
PROJECT DEVELOPMENT MAP 2025-2027 ₳
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REFERENCES
* Tumut sales market data and key indicators encapsulates aggregate property market conditions within the suburbs of Adelong, Batlow, Tumut, Gundagai and Talbingo.
** Estimated values are based on construction value provided by the relevant data authority and does not reflect commercial and/or re-sale value.
# 2025 encapsulates sales transactions for the 2025 full year (01/01/2025-31/12/2025).
€ Annual rental growth is a comparison between Q4 2024 (01/10/2024 – 31/12/2024) and Q4 2025 (01/10/2025 – 31/12/2025) house median rent figures.
¥ Tumut rental market data encapsulates aggregate property conditions within the postcode of 2720.
§ Rental yields shown are as reported as of December 2025.
₳ Project development map showcases a sample of upcoming projects only, due to accuracy of addresses provided by the data provider for geocoding purposes.
£ Projects refers to the top developments within the suburb of Adelong, Batlow, Tumut, Gundagai and Talbingo
µ Estimated value is the value of construction costs provided by relevant data authority, it does not reflect the project’s sale/commercial value.
ψ Commencement date quoted for each project is an approximate only, as provided by the relevant data authority, PRD does not hold any liability to the exact date.
Source: APM Pricefinder, Cordell Connect database, SQM Research, Esri ArcGIS.
Disclaimer: PRD does not give any warranty in relation to the accuracy of the information contained in this report. If you intend to rely upon the information contained herein, you must take note that the information, figures and projections have been provided by various sources and have not been verified by us. We have no belief one way or the other in relation to the accuracy of such information, figures and projections. PRD will not be liable for any loss or damage resulting from any statement, figure, calculation or any other information that you rely upon that is contained in the material.
Prepared by PRD Research. © All medians and volumes are calculated by PRD Research. Use with written permission only. All other responsibilities disclaimed. © Copyright PRD 2025.
